507 4th Ave · Clinton, IA 52732

$92,000

3 bd · 2.5 ba · 2,003 sqft · SingleFamily public records · 59 Days on market

Built 1900 5,880 sqft lot Est $80k · 15% over

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity! Tenants pay all utilities. Kitchen appliances included. Lower unit pays $725. Upper unit pays $550. Property is currently managed by ProManage Realty LLC.

Key facts

• 5,880 sq ft lot
• 2 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $89k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 6.7% in Clinton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#222 in IA, #4,192 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, crime D, employment D.
• Clinton Community School District (town): math 52% / reading 56% proficiency, ranked #273 of 289 in IA (top 94%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 246 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 116 units permitted in Clinton County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $636 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Clinton County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $75k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,240 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.62% ✓
• Cap rate: 13.11%
• Cash-on-cash: 24.35%
• DSCR: 2.08
• GRM: 5.1

CMA / ARV

• ARV (median comp): $80,117
• List price: $92,000
• Delta: 14.83%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 N 5th St	0.42mi	4/1.5 (+1)	1,840 (-8%)	5mo	$50,000	$27	54
1015 N 2nd St	0.61mi	4/1.5 (+1)	1,879 (-6%)	0mo	$169,000	$90	52
704 9th Ave S	0.45mi	3/1.0	1,740 (-13%)	5mo	$37,500	$22	47
626 Argyle Ct	0.68mi	4/2.0 (+1)	1,830 (-9%)	1mo	$145,000	$79	46
910 2nd Ave S	0.61mi	4/2.5 (+1)	2,262 (+13%)	1mo	$226,000	$100	44
700 N 3rd St	0.73mi	4/2.0 (+1)	1,722 (-14%)	2mo	$86,000	$50	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 1.72×
• Total profit: $18,421
• Equity at exit: $13,717

10-year hold

• IRR: 26.2%
• Equity multiple: 3.29×
• Total profit: $59,056
• Equity at exit: $7,954

Cash invested: $25,760 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Iowa: 83 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; mostly landlord-friendly statewide.

Methodology + full state rankings →

ZIP-level market 52732

• Home prices YoY: -34.9%
• Active inventory: 246
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,494 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$137 /mo · $1,640/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $523

Break-even live

Break-even rent $832

Max offer price $92,000

Occupancy floor 60%

Sensitivity live

Price	-10% $575	-5% $549	+0% $523	+5% $497	+10% $471
Rent	-10% $405	-5% $464	+0% $523	+5% $582	+10% $641
Rate	-1.0pp $569	-0.5pp $546	base $523	+0.5pp $499	+1.0pp $475

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1002 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	44d	1	0.50mi
1004 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	44d	1	0.50mi
1006 S 4th St Clinton, IA	3.0	2.5	1467	$1,700	$1.16	44d	1	0.51mi
1008 S 4th St Clinton, IA	3.0	2.5	1467	$1,750	$1.19	44d	1	0.51mi

Listing history 20 events

1. 2026-06-19
   days on market $92,000 Active 59 DOM
2. 2026-06-18
   days on market $92,000 Active 58 DOM
3. 2026-06-17
   days on market $92,000 Active 57 DOM
4. 2026-06-16
   days on market $92,000 Active 56 DOM
5. 2026-06-15
   days on market $92,000 Active 55 DOM
6. 2026-06-14
   days on market $92,000 Active 53 DOM
7. 2026-06-12
   days on market $92,000 Active 52 DOM
8. 2026-06-09
   days on market $92,000 Active 49 DOM
9. 2026-06-08
   days on market $92,000 Active 48 DOM
10. 2026-06-07
    days on market $92,000 Active 47 DOM
11. 2026-06-07
    days on market $92,000 Active 46 DOM
12. 2026-06-03
    days on market $92,000 Active 43 DOM
13. 2026-06-02
    days on market $92,000 Active 42 DOM
14. 2026-06-01
    days on market $92,000 Active 41 DOM
15. 2026-05-31
    days on market $92,000 Active 40 DOM
16. 2026-05-30
    days on market $92,000 Active 39 DOM
17. 2026-04-21
    listed $92,000 Active 184-char remark

    Show marketing remark (184 chars)

    Great investment opportunity! Tenants pay all utilities. Kitchen appliances included. Lower unit pays $725. Upper unit pays $550. Property is currently managed by ProManage Realty LLC.

18. 2024-12-16
    historical $725
19. 2024-11-25
    listed $725
20. 2022-08-08
    soldstatus $75,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IA · Partial reset (capped growth)

• Current annual tax: $1,640 · $137/mo
• Projected year-2 tax: $1,640 · $137/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,927
• − Mortgage interest: −$5,153
• − Property taxes: −$1,640
• − Insurance: −$460
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$2,676
• Taxable income: $5,129
• Est. tax owed @ 24.0%: −$1,231
• After-tax cash flow: $5,042/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Clinton Community School District
• NCES district ID: 1907710
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 56% ▼ -8.00%
• Median HH income: $40,900
• Composite: 45.22/100
• National rank: #2666
• State rank: #273 of 289 in IA

Livability — Clinton

• Score: 75/100
• State rank: #222
• US rank: #4192

Category grades

Amenities C- Commute F Cost of living A+ Crime D Employment D Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, IA
• County: Clinton County · 25,880 people
• City population: 25,880
• Metro: Clinton, IA
• Population (ZIP): 25,880
• Household income: $61,105
• Rent vs Own: 30.1% rent · 69.9% own
• Severe rent burden: 889.0

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 44,817 people
• By 2030: 43,090 · -3.9%
• By 2040: 39,513 · -11.8%
• By 2050: 36,209 · -19.2%
• By 2075: 31,888 · -28.8%
• By 2100: 30,382 · -32.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 5% Black 4%
• Common ancestry: Iranian 4% Portuguese 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Clinton

• 2024 margin: R (+18.9) · D 39.8% · R 58.6% · Other 1.6%
• 2008→2024 swing: -41.9pp toward R · 2008: 23.0pp · 2024: -18.9pp
• All cycles: 2024: R+18.9 2020: R+10.3 2016: R+5.1 2012: D+22.9 2008: D+23.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.23%
• Current HPI: 155.3426
• Rent YoY: —
• Metro: Clinton, IA
• State GDP YoY: ▲ 2.48%
• F500 in state: 4

Industry mix (Fortune 500 HQ in IA)

Industry	F500 HQs	Revenue
▸Financial Services	1	$16B
▸Retail / Convenience	1	$15B

Price history

+22.7% since first listed

4 events — show timeline

• 2026-04-21 Listed $92,000 MRED as Distributed by MLS Grid
• 2024-12-16 Rental Removed $725 RMLSA
• 2024-11-25 Listed for Rent $725 RMLSA
• 2022-08-08 Sold (Public Records) $75,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,640 · +15.7% YoY. Source: county tax records.